714 9th St S · St. Cloud, MN 56301

$109,000

4 bd · 1.0 ba · 1,326 sqft · SingleFamily · 64 Days on market

Built 1923 Fair condition 2,613 sqft lot $82/sqft · 45% below area Est $198k · 45% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

First time buyers or Investment opportunity! Licensed 4-bedroom 1 bathroom. Close to campus.

Key facts

• 2,613 sq ft lot
• Garage
• Built 1923

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.2% in St. Cloud — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Cloud Public School District (urban): math 27% / reading 38% proficiency, ranked #264 of 301 in MN (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary (math 9% / reading 17%, grade F, #799 of 857 statewide, top 93%, 396 students, 92% FRL); South Junior High (math 24% / reading 37%, grade F, #192 of 258 statewide, top 77%, 867 students, 73% FRL); Technical Senior High (math 27% / reading 46%, grade F, #298 of 471 statewide, top 63%, 1,515 students, 67% FRL) — zoned schools average 77% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 295 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $197,995
• List price: $109,000
• Delta: -44.95%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 10th Ave SE	1.03mi	4/2.0	1,300 (-2%)	1mo	$230,000	$177	57
307 21st Ave N	1.34mi	3/1.0 (-1)	1,284 (-3%)	39mo	$155,000	$121	35
839 Washington Memorial Dr	0.70mi	3/1.0 (-1)	1,248 (-6%)	56mo	$133,000	$107	32
607 23rd Ave N	1.62mi	3/2.0 (-1)	1,460 (+10%)	11mo	$205,000	$140	30
103 31st Ave N	1.87mi	3/1.0 (-1)	1,120 (-16%)	11mo	$125,000	$112	26
830 Mckinley Pl S	0.74mi	3/2.0 (-1)	1,200 (-10%)	60mo	$164,900	$137	21
420 15th Ave SE	1.56mi	4/2.0	1,618 (+22%)	38mo	$220,000	$136	16
105 36th Ave N	2.17mi	4/2.0	1,600 (+21%)	47mo	$220,000	$138	16
821 8th Ave N	1.32mi	3/2.0 (-1)	1,579 (+19%)	36mo	$180,000	$114	11
204 25th Ave N	1.50mi	2/1.0 (-2)	1,123 (-15%)	41mo	$134,900	$120	10
2200 Clearwater Rd	0.92mi	5/3.0 (+1)	1,684 (+27%)	29mo	$206,000	$122	7

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $16,828
• Equity at exit: $16,252

10-year hold

• IRR: 22.8%
• Equity multiple: 2.99×
• Total profit: $60,876
• Equity at exit: $9,424

Cash invested: $30,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 12 active · 13 under contract
• Median asking: $194,950 ($132/sqft)
• Median days on market: 24 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 56301

• Rents YoY: 3.4%
• Active inventory: 295
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$572
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $532

Break-even live

Break-even rent $939

Max offer price $109,000

Occupancy floor 62%

Sensitivity live

Price	-10% $593	-5% $562	+0% $532	+5% $501	+10% $470
Rent	-10% $404	-5% $468	+0% $532	+5% $595	+10% $659
Rate	-1.0pp $586	-0.5pp $559	base $532	+0.5pp $503	+1.0pp $475

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,250
• Closing costs: $3,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 11th St S Saint Cloud, MN	2.0–4.0	2.0	1000	$1,579	$1.58	93d	3	0.15mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	93d	1	0.29mi
524 14th St S Unit 304 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	93d	1	0.38mi
520 14th St S Unit ST-403 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	93d	1	0.39mi
1420 6th Ave S Saint Cloud, MN	4.0	1.5	1000	$1,250	$1.25	93d	1	0.42mi
1510 9th Ave S St Cloud, MN	4.0	2.0	1100	$1,095	$1.00	93d	1	0.44mi
801 15th Ave S Unit 1 St Cloud, MN	4.0	2.0	1525	$1,900	$1.25	93d	1	0.53mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$1,325	$1.91	93d	23	0.56mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	93d	1	1.14mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	93d	1	1.14mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	93d	1	1.25mi
1615 15th Ave SE St Cloud, MN	1.0–3.0	1.0–2.0	1012	$2,253	$2.23	7d	4	1.28mi

Property features AI

Finance

• HOA & community: Rental license (standard) in place

Exterior

• Utilities: City water connectedCity sewer connectedNatural gas
• Home design: Residential propertyOne-and-a-half story
• Construction: Block foundationRoof replaced within last 8 years
• Exterior features: Wood exterior

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: 4 bedrooms (two upper level, two lower level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingNo central air
• Interior features: Full basementDining roomLiving room
• Laundry & utility: Washer and dryer in basement

Listing history 23 events

1. 2026-06-18
   days on market $109,000 Active 64 DOM
2. 2026-06-17
   days on market $109,000 Active 63 DOM
3. 2026-06-16
   days on market $109,000 Active 62 DOM
4. 2026-06-15
   days on market $109,000 Active 61 DOM
5. 2026-06-14
   days on market $109,000 Active 59 DOM
6. 2026-06-13
   days on market $109,000 Active 58 DOM
7. 2026-06-10
   days on market $109,000 Active 56 DOM
8. 2026-06-09
   days on market $109,000 Active 55 DOM
9. 2026-06-08
   days on market $109,000 Active 54 DOM
10. 2026-06-07
    days on market $109,000 Active 53 DOM
11. 2026-06-03
    days on market $109,000 Active 49 DOM
12. 2026-06-02
    days on market $109,000 Active 48 DOM
13. 2026-06-01
    days on market $109,000 Active 47 DOM
14. 2026-05-31
    days on market $109,000 Active 46 DOM
15. 2026-05-30
    days on market $109,000 Active 45 DOM
16. 2026-04-14
    listed $119,000 Active 93-char remark
17. 2021-08-11
    historical
18. 2021-04-02
    listed $139,900 Active
19. 2000-07-18
    soldstatus $72,300
20. 2000-05-31
    historical
21. 2000-05-26
    listed $69,900
22. 1997-09-04
    historical
23. 1997-06-04
    listed $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,345
• − Mortgage interest: −$6,106
• − Property taxes: −$1,500
• − Insurance: −$545
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$3,171
• Taxable income: $4,929
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $5,196/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $33,150–$59,670 screening

This home requires moderate repairs and maintenance to improve its condition and value. Painting, landscaping, window replacement, and floor refinishing are recommended to enhance both resale and rental potential.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof not visible
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows not visible
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical not visible
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing not visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior not visible
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — other not visible

Repairs flagged

• Moderate Siding — Weathered and discolored
• Moderate Roof — Aged appearance
• Moderate Landscaping — Sparse and overgrown
• Moderate Windows — Old and possibly inefficient
• Moderate Flooring — Worn hardwood

Value-add opportunities

• Both Painting and updating the exterior — Fresh paint can improve curb appeal and home value ↑
• Both Landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value ↑
• Both Window replacement — Newer, energy-efficient windows can improve home value and energy efficiency ↑
• Both Floor refinishing — Refinished hardwood floors can add value and improve the home's appearance ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Lincoln Elementary F MN #799/857 Nat'l #37,536/41,679 Middle South Junior High F MN #192/258 Nat'l #8,750/14,009 High Technical Senior High F MN #298/471 Nat'l #9,347/17,239

Schools (NCES district)

• District: St. Cloud Public School District
• NCES district ID: 2733510
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $46,638
• Composite: 27.91/100
• National rank: #6866
• State rank: #264 of 301 in MN

Livability — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Cloud, MN
• County: Stearns County · 162,629 people
• City population: 60,914
• Metro: St. Cloud, MN
• Population (ZIP): 35,580
• Household income: $73,142
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 6% of renters

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Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Portuguese 6% Romanian 4% Lithuanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 1%

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Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.70%
• Current HPI: 148.6882
• Rent YoY: ▲ 3.38%
• Metro: St. Cloud, MN
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

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Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Property features AI

Finance

• HOA & community: Rental license (standard) in place

Exterior

• Utilities: City water connectedCity sewer connectedNatural gas
• Home design: Residential propertyOne-and-a-half story
• Construction: Block foundationRoof replaced within last 8 years
• Exterior features: Wood exterior

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: 4 bedrooms (two upper level, two lower level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingNo central air
• Interior features: Full basementDining roomLiving room
• Laundry & utility: Washer and dryer in basement

Price history

+76.4% since first listed

11 events — show timeline

• 2026-06-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-18 Sold (MLS) $97,007 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Listed $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-02 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-07-18 Sold (MLS) $72,300 NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-26 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-09-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-04 Listed $55,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,500 · +1.8% YoY. Source: county tax records.